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Exterior Wall Waterproofing and Window Flashing Sheri Moino From: Syd Singer <ssinger@elarnoldandassociates.com> Sent: Monday, August 26, 2013 5:45 PM To: Sheri Moino Subject: RE: City of Coppell Window Upgrades - Newly Purchased Facility Sheri, I have reviewed the overall conditions at the recently acquired / renovated building for the City of Coppell located at 265 Parkway Blvd. The two story structure appears to have been erected utilizing residential construction techniques. While observing the building I made note of the fo;lowing items. • There appears to inadequate through wall flashing at the base of the exterior veneer, weep holes are present but there were no visible signs of flexible or metallic flashing component. This is required to discharge water that may infiltrate the exterior veneer. At the facilities primary entrance the existing weep holes are hindered by the sloping slate covered sidewalk. The increased moisture content of the slate covered pavers and underlying concrete is causing the slate to spall of the upper layers of the rock material. • The actual brick units appeared to be in very good condition. However the mortar securing the brick veneer was not executed very well. There are voids located throughout the exterior walls and excessive cracking at material offsets and joints. The voids and cracks will allow wind driven rain to infiltrate the wall cavity and possibly the buildings occupied spaces. Where the brick coursing did not coordinate with the building size or openings the resulting cut bricks and/or extra mortar is also allowing water infiltration. An entire brick is missing at the southeast corner of the buildings parapet. • The steel lintels at all window and dcor openings are rusted and will require cleaning, an application of rust inhibitor and then coated with paint. • There appears to no through wall flashing above windows or door openings, I did not observe a membrane material above the steel lintels or the cut end of a cotton rope that is commonly used in residential construction. With the absence of through wall flashing the brick veneer must be coated with a water repellent to keep water out of the exterior wall cavity and /or the interior occupied spaces. Examining the texture of the mortar it appears that a repellent has been applied. Tests will be required to determine the type of repellent for proper re-applications in the future. Most non silicone based repellents require a eapplication every seven(7) years to maintain their effectiveness. • The windows appears to be a residential grade vinyl window, at the time of their installation vinyl windows were plagued with fabrication issues. The mitered corners are fracturing from thermal expansion. The windows currently have an insulated glass panel which is 5/8 inch thick. Glass in the new windows will be 1" thick so there will be some energy performance with the window replacements. We are budgeting commercial grade thermally broken window frames, with 1" insulating glass, and simulated divide lites to maintain the current aesthetics. We have also budgeted a new horizontal sliding entry system similar to the units installed at City Hall. • If the current roof is the original system it would be wise to budget for it replacement at this time. To gain thermal efficiency a 60 mil white PVC membrane should be considered and it should be applied over 3.4 inches of insulation (R20) and a 1/4 cover board, after the original roof is removed. 1 Statement of Probable Cost for Waterproofing Exterior Walls Item 1 Through wall flashing repair at base of wall $91,500.00 * see note below Item 2 Tuck-pointing of exterior walls (20% of surface) $26,200.00 Item 3 Cleaning and re-coating of window and door lintels $1,700.00 Item 4 Removal and replacement of primal- entrance system $8,500.00 Item 5 Removal and replacement of exterio.-windows $170,000.00 ** see note below Item 6 Masonry preparation and application: of water repellent $16,300.00 Waterproofing subtotal $314,200.00 Owner Contingency $10,000.00 General Contractor mark up $62,800.00 Bonds and Insurance $8,300.00 TOTAL CONTRUCTION $395300.00 Architectural fee design through construction completion $24,000.00 TOTAL PROJECT $419,300.00 * depending on the type repellent Item 1 co.ald be omitted. ** this budget was from manufacturer and local contractor discussions, it appears approximately$40.000.00 higher than past project bids based on a square foot cost. Statement of Probable Cost for Roof Replacement Roof replacement (administered with roofing contractor) $160,000.00 Architectural fee design through construction $10,500.00 TOTAL PROJECT $175,000.00 An escalation factor of 2.5 percent per year:should be included for future work. I hope this helps, if you have any questions feel free to call. Syd N. Singer, Architect Arnold &Associates, Inc. Off 972.991.1144;Fax 972.991.7302 Cell 972.839.3734 From: Sheri Moino [mailto:SMoino@coppelltx.gcv] Sent: Tuesday, August 06, 2013 10:09 AM To: Syd Singer Subject: RE: City of Coppell Window Upgrades - Newly Purchased Facility Great! I will see ya then at 265 Parkway Blvd From: Syd Singer jmailto:ssinger@elarnoldandassociates.com] Sent: Tuesday, August 06, 2013 10:00 AM To: Sheri Moino Subject: RE: City of Coppell Window Upgrades -- Newly Purchased Facility 2 The 19th-Sure is 9am okay Syd N. Singer, Architect Arnold &Associates, Inc. Off 972.991.1144; Fax 972.991.7302 Cell 972.839.3734 From: Sheri Moino [mailto:SMoino@coppelltx.gc� Sent: Tuesday, August 06, 2013 9:43 AM To: Syd Singer Subject: RE: City of Coppell Window Upgrades -- Newly Purchased Facility Can we meet Monday instead? I'm pretty open anytime. From: Syd Singer[mailto:ssinger@ elarnoldandassociates.coral Sent: Tuesday, August 06, 2013 9:17 AM To: Sheri Moino Subject: RE: City of Coppell Window Upgrades - Newly Purchased Facility Sheri, I will be in Houston all day Thursday, but will be nappy to come by on Friday. Syd N. Singer, Architect Arnold &Associates, Inc. Off 972.991.1144; Fax 972.991.7302 Cell 972.839.3734 From: Sheri Moino jmailto:SMoino©coppelltx.goyj Sent: Monday, August 05, 2013 3:42 PM To: Syd Singer Subject: RE: City of Coppell Window Upgrades - Newly Purchased Facility Hi Syd. I did get your messages. I'm sorry I haven't gotten back with you. Yes, I would like to set something up with you to look at our new building and give us a budget estimate to put in the 5 year plan for 2014/15 to replace/upgrade all of the windows at 265 Parkway Blvd. Next Thursday, August 15 is the soonest I'm available if that works with you. My office has moved to 265 Parkway(just east of Town Center) so I will be at that location. From: Syd Singer[mailto:ssinger@elarnoldanda;sociates.coml Sent: Monday, August 05, 2013 2:02 PM To: Sheri Moino Subject: RE: City of Coppell Window Upgrades - Newly Purchased Facility Sheri I left you a couple of phone messages, last week. I had back surgery at the end ofjuly and I am getting around a little better now. Would you like to meet concerning office building. Syd N. Singer, Architect Arnold &Associates, Inc. Off 972.991.1144;Fax 972.991.7302 Cell 972.839.3734 From: Sheri Moino jmailto:SMoino@ coppelltx.goA Sent: Thursday, August 01, 2013 9:33 AM To: ssinger@elarnoldandassociates.com Subject: City of Coppell Window Upgrades - Newly Purchased Facility 3 • Syd=Greetings and I hope this email finds you well. The City of Coppell recently purchased the two story office building located at 265 Parkway Blvd, directly east of Town Center. The City is making renovation modifications to the interior this year, but would like to get a cost included in our 5 year plan to upgrade to energy efficient windows for the fiscal year 2014/15. I would like to see if you could meet me on location to provide a budget cost estimate based on the current facility condition. Let me know! Sheri Moino,CFM I Facilities Manager City of Coppell 1255 Parkway Blvd I Coppell,TX 75019 o.972.462.5152 I c.469.576.7710 I e. smoino@coppelltx.gov "Fad449 eoatoadae 7444a94 pa6L Seweee 4